# Agent C notes: Price check (6) and total cost to close (7)

Research date: 2026-10-31. Complete. Main data source: OLX public API (answers without login via WebFetch; curl is blocked by CloudFront). Links of the form https://www.olx.ro/api/v1/offers/<id>/ open the raw ad record.

## 6. Price check

### 6.0 The listing itself (OLX ID 308329876)
- [Verified] OLX public API answers without login. Listing created 2026-08-19 21:24 (+03), last refreshed 2026-10-28, valid to 2026-11-27. So it has been online about 73 days (2.5 months) at the time of research. — source: https://www.olx.ro/api/v1/offers/308329876/
- [Verified] Listing params: Decomandat, suprafață utilă 62 m², "După 2000", floor 2, price 159,000 €, private seller, map point lat 46.7475 / lon 23.49083 (OLX may blur this point). Seller account created 2017-10-18. — source: https://www.olx.ro/api/v1/offers/308329876/
- [Verified] The description says price is "ușor negociabil" and parking is sold separately for 10,000 €; mentions 2 balconies totalling 21 m², 1.60 m beds in both bedrooms (one a sofa bed in a kid's room). — source: https://www.olx.ro/d/oferta/apartament-valea-garboului-langa-vivo-3-camere-cu-parcare-subterana-IDkRIGv.html

- [Verified] **The same flat is also listed by an agency, at the same price.** OLX ID 310851176, "Comision 0% Apartament cu 3 camere, parcare subterana in zona Vivo", 159,000 €, business account, created 2026-10-19, cross-posted from Storia (ID IDIV1H). Text: "situat pe strada Valea Garbaului", "etajul 2 din 4", "imobil construit in 2017, dotat cu lift", "suprafata utila de 63 mp, la care se adauga doua balcoane ... 21 mp", "loc de parcare subteran la pretul de 10.000 euro". I downloaded both photo sets: same sofa, chandelier, rug, kitchen lighting, fridge. It is the same apartment. — sources: https://www.olx.ro/api/v1/offers/310851176/ , https://www.olx.ro/d/oferta/comision-0-apartament-cu-3-camere-parcare-subterana-in-zona-vivo-IDl2iAE.html , https://www.storia.ro/ro/oferta/comision-0-apartament-cu-3-camere-parcare-subterana-in-zona-vivo-IDIV1H (Storia returns 403 to bots)
  - What it means: (a) the seller has hired an agency since mid-October, about 2 months after listing privately; this usually signals the private ad was not selling. (b) "Comision 0%" means 0% for the buyer; the seller pays the agency, so the seller's net is lower than 159,000 € on that channel. A direct deal saves the seller that commission (commonly 1-2% in Cluj; Unverified), which is a negotiation argument. (c) Agency ad says 63 m² and "semidecomandat"; private ad says 62 m² and "decomandat". The CF/releveu decides. (d) Agency ads say "etajul 2 din 4" and "imobil cu 4 etaje" (4 storeys; whether that counts the ground floor is unclear) and calls the view "spre padure". (e) Ask the seller whether you owe any fee to that agency. If the agency first showed you the flat, the agency may claim commission; if you found it on the private ad, put "no intermediary" in the antecontract.
  - Note: the two ads have different map pins (private 46.7475, 23.49083; agency 46.74128, 23.531055). OLX pins are approximate. Location agent should check the real position.
- [Verified] **A second agency listed it too, on 2026-10-30, also at 159,000 €.** OLX ID 311316657 by BLINGimobiliare.ro (Florești agency), "Apartament la etaj intermediar, 2 balcoane, zona Valea Garboului", 62 m², floor 2, cross-posted from Storia (IDJ4ps). Photos show the same sofa, rug and chandelier. Text adds: "dispune de centrala termica proprie" (own gas boiler), "un imobil cu 4 etaje care dispunde de lift", "2 balcoane (14 mp si 7mp)", "1 loc de parcare subteran cu CF separat la pretul de 10000 euro", "se vinde mobilat si utilat". — sources: https://www.olx.ro/api/v1/offers/311316657/ , https://www.olx.ro/d/oferta/apartament-la-etaj-intermediar-2-balcoane-zona-valea-garboului-IDl4fGp.html , https://www.storia.ro/ro/oferta/apartament-la-etaj-intermediar-2-balcoane-zona-valea-garboului-IDJ4ps
  - So as of 2026-10-31 the flat is marketed three ways at once (private OLX since 19 Aug, agency 1 since 19 Oct, agency 2 since 30 Oct), all at 159,000 € + 10,000 € parking. The seller widening distribution after 2+ months without cutting the price = not selling fast at 159k. Good for negotiation. Also a risk: another buyer found through an agency could move first, so do not drag the antecontract.
  - The agency claim "parcare cu CF separat" is a claim, not proof. Section 3 (legal agent) should require the parking CF extract.

### 6.1 Price per m²
All are simple arithmetic on the listing figures (Verified inputs from the OLX API; results are my calculation).

| Scenario | Area used | Asking 159,000 € | Deal, apartment part 157,500 € | Whole package (169,000 / 167,500) |
|---|---|---|---|---|
| A. 62 m² is interior only (what the ads say) | 62 m² | 2,565 €/m² | 2,540 €/m² | 2,726 / 2,702 €/m² |
| A2. Agency figure | 63 m² | 2,524 €/m² | 2,500 €/m² | n/a |
| B. 62 m² includes the 21 m² balconies | 41 m² interior | 3,878 €/m² | 3,841 €/m² | n/a |
| C. Weighted: 62 + 21/2 | 72.5 m² | 2,193 €/m² | 2,172 €/m² | n/a |

- [Likely] Scenario A is the right one. The agency text says "suprafata utila de 63 mp, la care se adauga doua balcoane ... 21 mp" ("to which are added two balconies"), and the BLING text lists "2 balcoane (14 mp si 7mp)" as separate from the 62 m². A 3-room flat of 41 m² would also not match the room sizes visible in the photos. — sources: https://www.olx.ro/api/v1/offers/310851176/ , https://www.olx.ro/api/v1/offers/311316657/
- If the CF/releveu turns out to show ~41-45 m² interior (Scenario B), the price is far too high (≈3,850 €/m² vs a ~2,450-2,600 €/m² market). That would be a deal-breaker at this price. Only the CF extract and the releveu can settle it.
- The 21 m² of balconies is a real plus versus most comps (typical new-build balcony 3-8 m²). Valuers usually count balconies at a reduced weight (often 0.5 or less, Unverified as a fixed rule), so Scenario C is how a valuer may see the "extra".
- The 1 m² gap (62 vs 63) between ads is small but ask which figure the CF shows.

### 6.2 Comparables (asking prices only)
Method: OLX public API search, 2026-10-31 (category 1167 = 3-room flats for sale, city Florești; queries "vivo", "valea garboului", "valea garbaului", and exact-price filters to re-find the 11 starting comps). Data per listing comes from the API record and its description (Verified as "what the ad says"). "Since" = OLX created date. €/m² = price / listed usable m² (my calculation). Parking "+X" = sold separately for X €. All are **asking** prices. I found no public sold-price evidence for individual flats (see 6.3 and Dead ends).

**A. The 11 starting comps from the brief: status on 2026-10-31**

| # | Brief description | Match found | m² | € | €/m² | Built | Floor | Parking | Furn. | Status / since |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | 67 m², Vivo, 161,500 | [285747077](https://www.olx.ro/d/oferta/apartament-cu-3-camere-67-mp-balcon-in-floresti-aproape-de-vivo-IDjkXRP.html) (Răzoare) and twin ad [285590403](https://www.olx.ro/d/oferta/apartament-cu-3-camere-67-mp-zona-vivo-IDjkj6P.html) | 67 | 161,500 | 2,410 | after 2000 | 1 | none / buy from developer | yes | Active. **Listed since Apr 2025 (18+ months)** |
| 2 | 62.5 m², 2 balconies, Vivo, 165,000 | [308458040](https://www.olx.ro/d/oferta/apartament-3-camere-62-52-mp-2-balcoane-zona-vivo-IDkSg1G.html) (Valea Gârboului) | 62.5 | 165,000 | 2,639 | 2018 | 2 | exterior with CF +5,000 | partial | Active since 2026-08-24 |
| 3 | 64 m², et. 1, Vivo, 158,000 | [311068502](https://www.olx.ro/d/oferta/apartament-3-camere-de-vanzare-bmwvivo-mall-IDl3d7U.html) (BMW-Vivo) | 64 | 158,000 | 2,469 | after 2000 | 1 | exterior +10,000 | yes | Active since 2026-10-23 |
| 4 | 64 m², maybe 3 rooms, Vivo, 166,000 | not found (price filter 166,000 returned 0) | | | | | | | | Not found: likely sold, withdrawn or repriced |
| 5 | 66 m², Florești, 169,000 | Likely [311166169](https://www.olx.ro/d/oferta/apartament-3-camere-floresti-IDl3Cxb.html) (Teilor, private) | 66 | 169,000 | 2,561 | after 2000 | 1 | exterior +5,000 | yes | Active since 2026-10-26 |
| 6 | 71 m², turnkey, 154,500 | [298064543](https://www.olx.ro/d/oferta/vind-apartament-3-camere-la-cheie-IDkaEcD.html) (Teilor, private) | 71 | 154,500 | 2,176 | after 2000 | ground | not stated | yes | Active since 2026-01-12 (9+ months) |
| 7 | 70 m², 155,000 | Likely [305725994](https://www.olx.ro/d/oferta/apartament-ultrafinisat-de-3-camere-70-mp-14-mp-terasa-zona-teilor-IDkGNiq.html) (Teilor, +14 m² terrace) | 70 | 155,000 | 2,214 | after 2000 | ground | exterior +6,000 | yes | Active since 2026-06-21 |
| 8 | 68 m², Tineretului, 150,000 | Likely [310208062](https://www.olx.ro/d/oferta/apartament-3-camere-68-mp-zona-tineretului-IDkZBhQ.html) (now 151,000) | 68 | 151,000 | 2,221 | n/s | 3 | 1 included | yes | Active since 2026-10-06 |
| 9 | 64 m², parking incl., Tineretului, 158,900 | [310064094](https://www.olx.ro/d/oferta/apartament-modern-3-camere-64mp-balcon-parcare-tineretului-IDkYZPM.html) | 64 (+8 balcony) | 158,900 | 2,483 | after 2000 | 1 (text: 2 of 6) | exterior +6,000 (not incl.) | yes | Active since 2026-10-02 |
| 10 | 64 m², parking incl., Sub Cetate, 149,000 | [309041287](https://www.olx.ro/d/oferta/apartament-3-camere-64-mp-parcare-inclusa-zona-sub-cetate-IDkUHKT.html) | 64 | 149,000 | 2,328 (≈2,200 ex-parking) | after 2000 | 1 | included | yes | Active since 2026-09-08 |
| 11 | 2 rooms 50 m², Valea Gârboului/Vivo, 136,000 | [308371412](https://www.olx.ro/d/oferta/apartament-2-camere-decomandat-valea-garbaului-vivo-IDkRTus.html) | 50 | 136,000 | 2,720 | 2018 | 2 of 6 | not stated | not stated | Active since 2026-08-21 |

**B. Extra 3-room comps, Vivo / Valea Gârboului, finished or furnished (most relevant)**

| Link | Area | m² | € | €/m² | Built | Floor | Parking | Furn. | Since |
|---|---|---|---|---|---|---|---|---|---|
| [311310151](https://www.olx.ro/api/v1/offers/311310151/) (Storia IDJ4hf) | Valea Gârboului, building photo shows sign "Valea Gârboului 5?" (likely 58, Unverified) | 52 (+4 balcony) | 135,000 | 2,596 | n/s | 2 of 4, lift | underground +10,000 | yes | 2026-10-30 |
| [298282357](https://www.olx.ro/d/oferta/apartament-cu-3-camere-63-mp-cu-2-bai-si-balcon-mare-in-zona-valea-IDkbyRL.html) | Valea Gârboului | 63 | 169,000 | 2,683 | 2022 | ground | garage optional | n/s | 2026-01-19 (9+ months) |
| [310885138](https://www.olx.ro/api/v1/offers/310885138/) | Valea Gârbăului | 63 | 200,000 | 3,175 | n/s | 3 | +12,000 | n/s | 2026-10-20 (outlier, 2 baths) |
| [310835230](https://www.olx.ro/d/oferta/apartament-semidecomandat-cu-3-camere-balcon-parcare-zona-vivo-IDl2ers.html) | Avram Iancu 408, Vivo | 60 | 159,000 | 2,650 | 2016 | 7 | exterior +6,000 | yes | 2026-10-19 |
| [310718365](https://www.olx.ro/d/oferta/apartament-3-camere-64mp-etaj-1-la-cheie-parcare-zona-vivo-IDl1K2x.html) | Avram Iancu, Vivo | 64 | 158,990 | 2,484 | after 2000 | 1 | +12,000 | yes | 2026-10-16 |
| [305212425](https://www.olx.ro/d/oferta/apartament-modern-cu-3-camere-zona-vivo-floresti-IDkEDH3.html) | Vivo | 71 | 159,000 | 2,239 | 2022 | 2 | underground +11,500 | yes | 2026-06-10 (4.5 months) |
| [310056449](https://www.olx.ro/d/oferta/apartament-cu-3-camere-in-zona-vivo-utilat-si-mobilat-modern-IDkYXQt.html) | Vivo | 69 | 169,990 | 2,464 | 2022 | 1 | underground extra | yes | 2026-10-02 |
| [303144233](https://www.olx.ro/api/v1/offers/303144233/) | Vivo | 71 | 169,900 | 2,393 | n/s | 2 | +8,500 | yes | 2026-04-27 (6 months) |
| [310959099](https://www.olx.ro/api/v1/offers/310959099/) | Vivo | 65 | 170,000 | 2,615 | n/s | 1 | underground +10,000 | yes | 2026-10-22 |
| [302944209](https://www.olx.ro/d/oferta/apartament-3-camere-60-mp-terasa-cu-view-parcare-vivo-IDkw7CW.html) | Vivo | 60 (+18 terrace) | 173,000 | 2,883 | 2020 | 6 | +10,000 | yes, lux | 2026-04-21 (6 months) |
| [303427527](https://www.olx.ro/d/oferta/apartament-3-camere-70-mp-total-acces-pietonal-vivo-IDkx9mn.html) | pedestrian access to Vivo | 62 | 165,000 | 2,661 | n/s | ground | exterior +10,000 | yes | 2026-05-05 (6 months) |
| [310848031](https://www.olx.ro/api/v1/offers/310848031/) | Vivo | 57 (+12 balcony) | 156,000 | 2,737 | 2010 | 1 | n/s | yes | 2026-10-19 |
| [298800160](https://www.olx.ro/d/oferta/apartament-3-camere-ultra-finisat-mobilat-si-utilat-zona-vivo-IDkdJzq.html) | Vivo | 56 | 149,000 | 2,661 | n/s | 3 | optional | yes | 2026-01-30 (9 months) |
| [308808269](https://www.olx.ro/d/oferta/apartament-3-camere-2-bai-67-50-mp-garaj-optimus-vivo-IDkTJ8x.html) | Optimus, Vivo | 67.5 | 165,000 | 2,444 | n/s | ground | ext +7,000 / underground +11,000 | partial | 2026-09-03 |

**C. New-build, semi-finished, near Vivo (what new costs before finishing and furniture)**

| Link | m² | € | €/m² | Note |
|---|---|---|---|---|
| [311237673](https://www.olx.ro/d/oferta/apartament-cu-3-camere-57-mp-etaj-intermediar-zona-vivo-IDl3W8t.html) | 57 | 131,900 | 2,314 | 2026 build, underground +10,000 |
| [311184976](https://www.olx.ro/d/oferta/apartament-3-camere-2-bai-intermediar-semifinisat-zona-vivo-bmw-IDl3Hqv.html) | 66 | 160,000 | 2,424 | 2 baths, ext. +10,000 |
| [304220783](https://www.olx.ro/d/oferta/apartament-3-camere-intermediar-semifinisat-zona-vivo-bmw-IDkAtIP.html) | 55 | 135,000 | 2,455 | ext. +10,000 |
| [307702360](https://www.olx.ro/api/v1/offers/307702360/) | 69 | 145,000 | 2,101 | underground +13,500 + VAT |
| [292757225](https://www.olx.ro/d/oferta/apartament-3-camere-69mp-zona-vivo-floresti-IDjOnvJ.html) | 69 | 149,000 | 2,159 | Vivo-Valea Gârbăului, underground +13,500 + VAT, since Sep 2025 |
| [294379348](https://www.olx.ro/d/oferta/comision-0-apartament-3-camere-2-bai-zona-vivo-perfect-pentru-fam-IDjWbv0.html) | 68 | 159,900 | 2,351 | underground +10,000, since Oct 2025 |

What the comps say (my analysis, from the tables above):
- [Likely] Furnished/finished 3-room flats of 60-71 m² near Vivo ask a median of about **2,550 €/m²** (12 listings, range 2,240-2,880). Our flat asks 2,565 €/m², i.e. right on the asking median, not below it.
- [Likely] Most of these comps are newer (2020-2026) and several have 2 bathrooms. Ours is 2017, 1 bathroom without window. That argues for the lower half of the range.
- [Likely] Our flat's real advantages: 21 m² of balconies (comps typically 3-12 m²), underground parking available, floor 2 with lift, view to the forest/hill, own boiler, AC.
- [Verified] Several similar Vivo comps have sat unsold for 6-18 months at ~2,400-2,700 €/m² (e.g. 285747077 since Apr 2025; 298282357, 298800160 since Jan 2026; 302944209, 303144233, 303427527 since Apr-May 2026). Asking prices in this band do not clear fast.
- [Verified] Underground or exterior parking is sold separately in almost every Vivo listing (see 6.4).
- [Unverified] New semi-finished flats near Vivo ask ~2,100-2,450 €/m² (VAT included). Adding finishing work and furniture brings a new flat close to our flat's price, so the 2017 flat is not a bargain against new-build either.

### 6.3 Market data
- [Verified] VDI.ro snapshot "actualizat 31 octombrie 2026": Florești apartments for sale median 119,450 € and **2,218 €/m²** (156 priced listings); **3-room median 128,500 € and 2,041 €/m²** (60 listings). These are asking prices across all of Florești (Tineretului, Sub Cetate, Teilor, older blocks), so the Vivo area sits above them. Aggregator, method not published. — source: https://vdi.ro/apartamente-de-vanzare/cluj/floresti
- [Unverified] Syncerp aggregator: Florești median 2,089 €/m² (~9,500 listings, 6 Sep 2026). Unclear method. — source: https://syncerp.work/apartamente-de-vanzare/floresti
- [Verified] Storia/OLX analysis, July 2026: Cluj-Napoca average asking 3,298 €/m² (new 3,340 €/m², +8% y/y; old 3,286 €/m², +5% y/y), market "generally stable" vs June. No Florești figure. — source: https://alba24.ro/cat-au-crescut-preturile-apartamentelor-in-iulie-situatia-pe-orase-din-tara-in-vara-anului-2026-1152762.html
- [Likely] So the Vivo area of Florești asks roughly 20-25% less per m² than Cluj-Napoca city (2,450-2,650 vs ~3,300). Our calculation from the two sources above.
- [Verified] Asking vs transaction gap: Imobiliare.ro Market 360 report for Q4 2025 puts the average negotiation margin in Cluj-Napoca at **4.5%** (gap between listing price and declared transaction price) and average time to sell an apartment at **72 days**. — source: https://economedia.ro/?p=318973 (published 10 Feb 2026). Earlier: 3.5% and 97 days in Q1 2022 — https://www.wall-street.ro/articol/Real-Estate/286114/in-ce-orase-este-cel-mai-usor-sa-negociezi-si-cat-dureaza-pana-cand-o-locuinta-este-vanduta.html
  - Our flat: 73 days on OLX so far. A 4.5% discount on 159,000 € = ~151,850 €. Your negotiated 157,500 € for the flat is only ~0.9% below asking.
- [Unverified] 2026 trend for Florești specifically: no reliable monthly series found (imobiliare.ro index pages block automated access). Cluj-Napoca asking prices grew ~5-8% y/y to July 2026 (above). Florești probably followed with a lag, but I could not confirm it.
- [Unverified] Digi24 (29 Oct 2025, agent quotes): 3-room flats in Florești "start at 65,000 € and can reach 160,000 €". Our flat at 159,000 € is at the top of that quoted range. — source: https://www.digi24.ro/stiri/economie/piata-imobiliara-a-explodat-in-cea-mai-mare-comuna-din-tara-cu-cat-se-vinde-azi-un-apartament-in-floresti-preturile-au-luat-o-razna-3477183

### 6.4 Underground parking: is 10,000 € fair?
- [Verified] Stand-alone parking spaces for sale in Florești on OLX (category 2661, 9 listings on 2026-10-31): **underground 9,000 €** (Urusagului, with CF) — https://www.olx.ro/d/oferta/vand-parcare-subterana-strada-urusagului-IDkVk3K.html ; underground garage 9,500 € (Sesul de Sus/Urusagului, in a bundle ad) — https://www.olx.ro/d/oferta/parcari-floresti-apahida-cluj-napoca-IDjFKX1.html ; interior 3,500 € (Porii) — https://www.olx.ro/d/oferta/parcare-de-vanzare-IDkA1KO.html ; exterior with CF 4,200-5,000 € (Eroilor, Teilor, Urusagului, Balastierei) — e.g. https://www.olx.ro/d/oferta/vand-parcare-exterioara-IDkUS3T.html , https://www.olx.ro/d/oferta/de-vanzare-parcare-exterioara-IDl0NXt.html . Category listing: https://www.olx.ro/api/v1/offers/?category_id=2661&city_id=54845
- [Verified] Parking priced inside Vivo-area apartment ads (asking): underground 10,000 € (most common: 311237673, 301469489, 309508101, 310959099, 294379348, and this flat), 11,000 € (Optimus), 11,500 € (305212425), 12,000 € (310718365, 310885138), 13,500 € + VAT (new build 307702360/292757225), 15,000 € (303241349-type lux, 311315728). Exterior 5,000-10,000 €. — sources: comps tables above (OLX API records).
- [Likely] Verdict: **10,000 € is at the going asking rate for an underground space near Vivo**, and about 500-1,000 € above stand-alone underground resales elsewhere in Florești (9,000-9,500 €). A fair negotiated figure is **8,500-10,000 €**. A private seller charges no VAT, while developers add 21% VAT on top of 10,000-13,500 €, so a resale space is not overpriced against new.
- [Likely] Rule of thumb: an underground space only has full value if it is a separate CF unit (its own "număr cadastral" / "UI" in a CF). A share ("cotă-parte") or a right of use is worth less and is harder to resell or to put under a mortgage. BLING's ad claims "CF separat" (Unverified). Section 3 (legal agent) covers checks.
- [Unverified] Banks usually finance the parking unit only if it has its own CF and is valued with the flat in the same report; otherwise you pay it from own funds. Ask your bank.

### 6.5 Furniture and appliances (estimate)
What the photos show (Verified by viewing the 8 private + 9 agency photos): corner sofa with ottoman, TV and TV stand, dining table with 4 chairs, white kitchen units with built-in hob/oven, fridge-freezer, gas boiler, AC split unit (living room; outdoor unit on balcony), master bed 1.60 m with bedside tables, floor-to-ceiling sliding wardrobe with mirror doors, IKEA-type white daybed (kid's room), chest of drawers, bathroom vanity and mirror, curtains, light fittings, rugs. Kitchen and wardrobe look custom/built-in.

| Item group | New cost, rough (€) | Used value today, rough (€) |
|---|---|---|
| Kitchen units + worktop + built-in hob/oven/hood | 5,000-8,000 | 1,500-3,000 |
| Fridge, washing machine, other appliances | 1,000-2,000 | 300-700 |
| Air conditioning (1-2 split units, installed) | 700-1,500 | 300-600 |
| Living: corner sofa, TV stand, dining set, lights | 1,500-3,000 | 400-1,000 |
| Bedrooms: bed, mirrored sliding wardrobe, daybed, drawers | 2,500-4,500 | 700-1,500 |
| Bathroom furniture, curtains, rugs, misc. | 500-1,000 | 100-300 |
| **Total** | **≈11,000-20,000** | **≈3,300-7,100** |

- [Unverified, my estimate] Basis: typical Romanian retail (IKEA/Dedeman/eMAG) prices for comparable items and ~25-40% residual value for 5-9-year-old furniture and appliances (built 2017, likely furnished then). Built-in kitchen and wardrobe have higher use value to you because they fit the flat, but little resale value.
- [Unverified] For valuation and the bank: ANEVAR-standard market valuations value the real estate. Movable furniture and appliances are normally excluded or given ~0 value, so they do not raise the loan amount. Built-ins (kitchen, wardrobe) are sometimes treated as part of the finishing. Basis: general ANEVAR valuation practice (see 6.7); I could not read the standard's text, so this is Unverified as a quoted rule. Ask the valuer.
- Practical point: the furniture saves you roughly **10,000-15,000 € and several weeks** versus furnishing an empty flat with new items. That is real value to you, but it does not justify paying above market for the flat itself. If you would replace much of it, it is worth only the used value (~3-7k).
- Put an inventory list (with appliances by brand/model) as an annex to the antecontract, so nothing is removed before handover.

### 6.6 Listing history
- [Verified] Private OLX ad 308329876: created **2026-08-19**, refreshed 2026-10-28 (OLX refresh = re-bump), price 159,000 €. The API record shows no earlier/previous price, so there has been no visible price cut on OLX (Likely; OLX shows a struck-through old price when one exists, as on rental ad 308571760 "650, was 700"). — source: https://www.olx.ro/api/v1/offers/308329876/
- [Verified] Agency ad 1: 2026-10-19, 159,000 €, OLX 310851176 / Storia IDIV1H. Agency ad 2 (BLINGimobiliare.ro): 2026-10-30, 159,000 €, OLX 311316657 / Storia IDJ4ps. Same photos/furniture. — sources in 6.0.
- [Verified] No active rental ad for this flat on OLX (searched rentals "valea garboului" and "valea garbaului", 2026-10-31). — source: https://www.olx.ro/api/v1/offers/?category_id=909&city_id=54845&query=valea%20garboului
- [Unverified] Earlier (expired) sale or rental ads of this flat: could not check. The OLX API only returns active ads; archive.org was offline/rate-limited; exact-phrase web searches ("confortul orașului, și liniștea naturii", "Valea Garboului 62") found nothing. See Dead ends.
- [Unverified] Other units at Valea Gârboului 62: no active ad names "nr. 62". Nearby same-street data points: 308458040 (62.52 m², floor 2, built 2018, 165,000 €, Valea Gârboului), 311310151 (52 m² 3-room, floor 2 of 4, 135,000 €; its exterior photo shows a sign "Valea Gârboului 5?" that looks like 58), 308371412 (2 rooms 50 m², built 2018, 136,000 €). An older rental ad describes "Valea Gârboului 58", block C2, built 2016, lift and underground parking — https://www.romimo.ro/anunturi/imobiliare/de-inchiriat/apartamente/apartamente-2-camere/anunt/apartament-2-camere-decomandat-55-mp-centrala-proprie-parcare-proprie-floresti-cj-valea-garboului-58/1gdd5gfdhh2g75e4e3305483067e876i.html . This suggests a 2016-2018 cluster of similar blocks at nos. 58-62 (Likely; the location agent should confirm).

### 6.7 Will a bank valuation support ~157,500-167,500 €?
- [Likely] Bank valuations in Romania are done by ANEVAR-authorised valuers under ANEVAR standards, which are mandatory for loan-security valuations; ANEVAR also runs a database (BIG) of market values from loan valuation reports. — sources: https://www.bursa.ro/initiativa-anevar-in-premiera-in-tara-noastra-toate-informatiile-din-rapoartele-de-evaluare-sintetizate-intr-o-baza-de-date-24997526 , https://financialintelligence.ro/anevar-transmite-observatii-finantelor-privind-modificarile-la-codul-fiscal/
- [Likely] Method for a resale flat: market approach. The valuer picks ~3 comparable flats (usually current asking prices, sometimes known transactions), adjusts them for negotiation, size, floor, age, finish, parking, and reconciles to a "market value". Furniture and appliances are normally given no value. Balconies count at a reduced weight. (General ANEVAR practice; I could not read the standard text itself. Unverified in detail.)
- [Likely, my estimate] Expected result: using the comps above, a valuer would land around **2,350-2,550 €/m² × 62 m² = ~146,000-158,000 € for the flat**, plus **~8,000-10,000 € for the parking** if it has its own CF. Total **~154,000-168,000 €**. So 167,500 € is at the top edge. A valuation 0-8% below the price is plausible.
- [Likely] The bank lends a % of the **lower** of price and valuation. Minimum down payment for a lei mortgage on your first home is 15% (LTV 85%); some banks ask 25% if you already own a home; EUR loans for people paid in lei need more. — sources: https://economedia.ro/creditele-imobiliare-ale-romanilor-in-2026-analiza-clujenii-si-timisorenii-achita-cel-mai-mare-avans-cand-cumpara-o-locuinta-constantenii-abia-depasesc-minimul-acceptat.html , https://financer.ro/credit/credit-ipotecar/ , https://www.wall-street.ro/articol/credite-si-depozite-bancare/top-banci-cu-cele-mai-usoare-conditii-de-acordare-a-unui-credit-ipotecar.html (secondary sources agree on 15%; confirm with your bank). Debt-to-income cap 40% of net income for lei loans (BNR Reg. 17/2012 as amended 2019) — https://kpmg.com/ro/ro/home/publicatii/2019/01/debt-to-income-ratio-loans-2019-restricted.html
- What a low valuation costs you (my arithmetic, 85% LTV, price 167,500 €):

| Valuation | Max loan (85%) | Your cash for the price |
|---|---|---|
| 167,500 € | 142,375 € | 25,125 € |
| 160,000 € | 136,000 € | 31,500 € |
| 155,000 € | 131,750 € | 35,750 € |
| 150,000 € | 127,500 € | 40,000 € |

  Every 1,000 € the valuation falls short costs you 850 € extra cash (at 85% LTV). Plus closing costs (section 7).
- Practical advice: (1) order the bank valuation **before** paying a large arvună, or make the antecontract conditional on the loan being approved at the agreed price ("clauză de finanțare"), with the arvună refunded if the bank refuses or values below X. (2) If the valuation comes in low, use the report to renegotiate. (3) Make sure the valuation covers the parking unit too, or you pay it in cash.

## 7. Total cost to close (on top of 167,500 €)

Exchange rate used: **1 € = 5.3426 lei** (BNR rate for 30 Oct 2026) — source: https://cursbnr.nxm.ro/data/30-10-2026 (mirror of BNR; bnr.ro XML was not readable by my tools). [Likely]
Price in lei: 167,500 € = 894,886 lei (flat 841,460 + parking 53,426).

### 7.1 Rules and rates found
- [Verified] Notary minimum fees: Ordinul MJ **177/C/2024** (MO 70/26 Jan 2024; replaced Ord. 46/C/2011). Sale of real estate above 600,000 lei: **6,405 lei + 0.6% of the amount over 600,000 lei**. Fees are minimums; a notary may charge more. Promisiune (antecontract) with money paid: 1% of the amount paid, min 230 lei, deducted from the final fee if the same notary does both. Mortgage contract: fee on the loan amount, above 500,000 lei: 1,778 lei + 0.10% of the excess. 30% reduction applies only to state-programme ("Prima casă"-type) contracts. — source: https://legeaz.net/monitorul-oficial-70-2024/ordin-mj-177-c-2024
- [Likely] VAT 21% is added to the notary fee (VAT rose from 19% to 21% on 1 Aug 2025, Law 141/2025). — sources: https://viantoproperties.ro/articol/taxe-notariale-cumparare-imobil-2026-ghid-complet/ , https://www.ceccarbusinessmagazine.ro/law-no-141-2025-new-fiscal-and-budgetary-measures-with-significant-impact-on-taxpayers-and-accounting-professionals/a/zhK9cwP3ZbDrO4uAKVBC
- [Likely] ANCPI registration of ownership (intabulare) for individuals: **0.15% of the value**, minimum 60 lei per property (Ordin ANCPI 16/2019, amended by Ord. 1498/2024). The parking is a separate property with its own fee if it has its own CF. — sources: https://viantoproperties.ro/articol/taxe-notariale-cumparare-imobil-2026-ghid-complet/ , https://alba24.ro/tarife-ancpi-2024-cat-costa-o-intabulare-o-copie-de-carte-funciara-si-ce-servicii-sunt-gratuite-noutati-in-lege-1040160.html
- [Likely] CF extract for information: 20 lei online (epay.ancpi.ro), 25 lei at the counter. — source: https://alba24.ro/tarife-ancpi-2024-cat-costa-o-intabulare-o-copie-de-carte-funciara-si-ce-servicii-sunt-gratuite-noutati-in-lege-1040160.html (2024 figures). The extract for authentication is ordered by the notary and billed with the deed (Unverified amount, tens of lei).
- [Unverified] ANCPI fee to register the bank's mortgage: a small fixed fee (around 100 lei per property was the long-standing tariff; not confirmed for 2026).
- [Likely] Bank valuation fee: ~470-800 lei per report (BCR product sheets show 470-590 lei; ING 600-803 lei; some green-loan products 0). — source: https://www.cotidianul.ro/?p=1027219 and BCR product PDFs (e.g. https://cdn0.erstegroup.com/content/dam/ro/bcr/www_bcr_ro/Persoane-fizice/Documente-importante/Dobanzi_si_comisioane_Casa_Mea_NaturA.pdf ; text not machine-readable, figures via search snippets).
- [Verified] PAD compulsory home insurance (Law 260/2008): **130 lei/year** for a type A home, sum insured 100,000 lei (valid from 1 Mar 2026). Banks require PAD plus an optional ("facultativă") property policy assigned to the bank. — source: https://www.unicredit.ro/content/dam/cee2020-pws-ro/DocumentePDF/DocumenteInstitutional/PID_PAD.pdf
- [Unverified] Optional property insurance required by the bank: roughly 0.08-0.15% of the insured value per year (~130-250 €/yr). Life insurance on the loan: depends on age and bank, often several hundred € per year. Ask for quotes; you may usually bring your own insurer.

### 7.2 Taxes the seller pays (not you)
- [Likely] Income tax on the transfer (Codul fiscal art. 111): **3% if the seller owned the flat ≤3 years, 1% if >3 years**, of the value in the contract (or the notaries' market-study minimum, if higher). No tax-free threshold since 2023. Owed by the seller; the notary calculates, collects and pays it at signing. — sources: https://notari.pro/noutati/impozit-vanzare-apartament-imobil-teren (updated 23 Jul 2026), https://monitorfiscal.ro/impozit-apartament-casa/
  - On 167,500 €: 1,675 € at 1% or 5,025 € at 3%. The building is from 2017, so the seller has likely owned it >3 years (1%); the CF will show the acquisition date.
  - Note for the coordinator: the brief says the art. 111 rates "changed in 2025". I found **no evidence of a 2025 change to art. 111 rates**; all 2026 sources (incl. notari.pro updated July 2026) still give 3%/1% under OG 16/2022. The 2025 change I can confirm is VAT 19%→21% (affects the notary fee). Ask the notary to confirm the rate at signing. [Likely]
- [Likely] The seller normally also provides, at their cost: certificat energetic, certificat fiscal (from Primăria Florești), owners' association certificate of no debts, and the CF extract.
- [Likely] Paying the seller's tax is not the buyer's legal obligation. Do not accept a contract clause shifting it to you without a matching price cut.

### 7.3 State programme (Noua Casă) — does this flat qualify?
- [Verified] Noua Casă continues in 2026 with a 500 million lei guarantee ceiling (Government decision, spring 2026; MF draft note 21 Apr 2026). — sources: https://www.digi24.ro/stiri/economie/programul-noua-casa-continua-si-in-2026-guvernul-a-aprobat-plafonul-de-garantare-de-500-milioane-lei-3756211 , https://mfinante.gov.ro/static/10/Mfp/transparenta/NFproiecthotNouaCasa_21042026.pdf
- [Likely] Conditions: homes up to 70,000 € (new or old): 5% down, state guarantee 50%. Homes 70,001-140,000 €: 15% down, guarantee 60%, **only new homes** (received ≤5 years before the application). Buyer must not own a home (or own one under 50 m²), loan in lei, bank margin capped (IRCC + max 2.5%/yr). — sources: https://www.fngcimm.ro/noua-casa , https://tvrinfo.ro/programul-noua-casa-continua-in-2026-plafon-de-500-mil-lei-dar-acces-tot-mai-dificil-in-marile-orase/
- [Likely] **This flat does not qualify**: the price (157,500 € flat alone, 167,500 € with parking) is above the 140,000 € cap, and the building (2017) is too old for the >70,000 € tier.
- [Unverified] "Investește în casa ta" (under-35s, 80% state guarantee) was announced in late 2024 but I found no proof it launched. — source: https://www.capital.ro/un-nou-sprijin-de-la-stat-pentru-locuinte-decizie-pentru-romanii-sub-35-de-ani-guvernul-acopera-80.html
- So: a normal commercial mortgage (15% minimum down in lei) is the realistic route.

### 7.4 Cost table (buyer side)
All amounts in € at 5.3426 lei/€. Notary and ANCPI figures are calculated from the official grids above; insurance and bank fees are typical ranges.

| Item | Basis | Cash purchase (€) | With mortgage (€) |
|---|---|---|---|
| Notary fee, sale contract (flat + parking in one deed) | 6,405 lei + 0.6% × (894,886 − 600,000) = 8,174 lei + 21% VAT = 9,891 lei | 1,850 (min.) to ~2,300 if notary charges above minimum or splits deeds | same |
| ANCPI intabulare, flat + parking | 0.15% × 894,886 lei = 1,342 lei | ~250 | ~250 |
| CF extracts (information, before antecontract; authentication via notary) | 20-25 lei each, several | ~10-30 | ~10-30 |
| Antecontract at notary (if arvună paid there) | 1% of arvună + VAT; e.g. 16,750 € arvună → 1,083 lei | ~200 (deducted from final fee if same notary) | same |
| Bank valuation report | 470-800 lei | 0 | ~90-150 |
| Notary fee, mortgage contract | 1,778 lei + 0.1% over 500,000 lei on ~760,000 lei loan + VAT ≈ 2,467 lei | 0 | ~460 |
| ANCPI mortgage registration | small fixed fee (Unverified) | 0 | ~20-40 |
| Bank file/analysis fee | 0-400 lei, bank-dependent | 0 | 0-80 |
| PAD compulsory insurance, year 1 | 130 lei | ~25 | ~25 |
| Optional property insurance, year 1 (bank requires) | ~0.08-0.15% of value | optional | ~130-250 |
| Life insurance on loan, year 1 | bank/age dependent (Unverified) | 0 | ~200-600 |
| Sworn translator at notary | only if one of you does not speak Romanian | 0 (or ~50-150) | 0 (or ~50-150) |
| Agency fee | private sale: none. Agencies list it "0% comision" for buyers. If an agency introduced you, it may claim 1-2% + VAT (Unverified) | 0 (risk: 2,000-4,000) | 0 (risk: 2,000-4,000) |
| **Total (excluding agency risk and translator)** | | **~2,100-2,600 €** | **~2,900-4,000 €** |

- Range in one line: **about 2,100-2,600 € cash, or 2,900-4,000 € with a mortgage, on top of 167,500 €** (≈1.3-2.4% of price). Add 5,000-15,000 € of extra own cash if the bank valuation comes in below the price (6.7).
- Not included: moving, utility contract transfers, owners' association deposit (fond de rulment, if any), local property tax from the next year (Primăria Florești raised local taxes for 2026 — https://actualdecluj.ro/impozite-locale-majorate-la-floresti-cat-platesc-in-plus-proprietarii-in-2026/ ; amount for this flat not checked).
- Ask the notary for a written fee quote ("deviz") before the antecontract. Prices vary between offices above the legal minimum.

## Price verdict (draft)
- **Fair range (estimate): 155,000-165,000 € for flat + underground parking**, i.e. ~146,000-156,000 € for the flat (≈2,350-2,500 €/m² on 62 m²) plus 8,500-10,000 € for the parking.
  - Reasoning: finished/furnished 3-room flats of 60-71 m² near Vivo ask a median ~2,550 €/m² (6.2). Cluj transactions close ~4.5% under asking on average (6.3) → ~2,435 €/m². Adjust down a little for 2017 age, one windowless bathroom; up a little for 21 m² of balconies, floor 2 with lift, view, AC. Parking per 6.4.
- **Your 167,500 € is at or slightly above the top of that range.** It is ~0.9% below asking, versus a ~4.5% average discount in Cluj. Not a bad price, but not a good one either. A realistic target is **160,000-163,000 €** all-in; 165,000 € is a fair compromise.
- Only fair at all if: (1) the CF shows ~62 m² interior (balconies extra), (2) the parking is a separate CF unit in the seller's name, (3) the bank valuation supports the price.

Negotiation arguments (all sourced above):
1. Time on market: online since 19 Aug 2026 (73 days), and in mid/late October the seller added two agencies at the same price. The flat is not selling at 159k.
2. Commission saving: in a direct deal the seller avoids paying the agency (agencies advertise 0% to buyer, so the seller pays them). Ask for part of that saving.
3. Normal discount: Cluj average negotiation margin is 4.5% (Imobiliare.ro Q4 2025). 4.5% off 169,000 € = ~161,400 €.
4. Comps: 311068502 (64 m², 158,000 €, parking extra), 310718365 (64 m², 158,990 €), 305212425 (71 m², built 2022, 159,000 €, unsold since June), 285747077 (67 m², 161,500 €, unsold since April 2025). Bigger or newer flats ask about the same money.
5. Building age and layout: 2017 (older than most comps), one bathroom, no bathroom window, while several comps offer 2 bathrooms.
6. Parking: stand-alone underground spaces in Florești ask 9,000-9,500 €; 10,000 € is the top of the market.
7. Furniture: banks/valuers give it ~0 value; used value ~3,000-7,000 € (estimate). Do not pay "extra" for it.
8. Valuation clause: if the bank values below the agreed price, the price drops to the valuation (or the arvună is returned).

## Red flags
- **[deal-breaker if confirmed] Surface not proven.** Ads say 62 m² (private, BLING) and 63 m² (agency 1) "plus" 21 m² balconies. If the CF/releveu shows the 62 m² includes the balconies (~41 m² interior), the price is ~50% too high. Check the CF and releveu before any arvună.
- **[deal-breaker if confirmed] Parking without its own CF.** 10,000 € only makes sense for a separate CF unit in the seller's name. A right of use or undivided share is worth much less and may not be financeable.
- **[negotiate] Flat now sold through three channels at an unchanged 159,000 €** (private 19 Aug, agency 19 Oct, BLING 30 Oct). Signals weak demand at this price. Also: settle in writing that no agency commission is owed by you.
- **[negotiate] Your deal is only ~0.9% below asking**, while the Cluj average is ~4.5%. Fair range 155-165k (estimate).
- **[negotiate] Bank valuation may come in 0-8% under 167,500 €** → 0-12,000 € more own cash. Use a financing clause.
- **[negotiate] Parking at 10,000 € is top of market** (9,000-9,500 € stand-alone in Florești).
- **[minor] Ad inconsistencies**: 62 vs 63 m²; "decomandat" (private) vs "semidecomandat" (agency 1); different map pins. Normal agency sloppiness, but use the CF as the only truth.
- **[minor] Noua Casă not available** (price >140k, building not new). Plan for a standard mortgage with 15%+ down.
- **[minor] Brief's assumption about 2025 change to art. 111 rates** not confirmed: rates still 3%/1% (seller's cost, not yours).

## Dead ends
- **Storia listing pages and Storia blog**: HTTP 403 to automated fetch. Check yourself: open https://www.storia.ro/ro/oferta/comision-0-apartament-cu-3-camere-parcare-subterana-in-zona-vivo-IDIV1H and https://www.storia.ro/ro/oferta/apartament-la-etaj-intermediar-2-balcoane-zona-valea-garboului-IDJ4ps in a browser; note the agency names, listed surface, and any "price history" box.
- **imobiliare.ro price index (Florești)**: WebFetch is blocked for imobiliare.ro, and a direct download was refused as bot-check circumvention, so I did not pursue it. Check yourself: https://www.imobiliare.ro/indicele-imobiliare-ro/cluj/floresti (latest month and 12-24-month chart). Also search imobiliare.ro for "Valea Gârboului" to see if this flat is listed there.
- **archive.org**: Wayback CDX returned "Temporarily Offline" and HTTP 429 during the session. Check yourself: https://web.archive.org/web/*/olx.ro/d/oferta/apartament-valea-garboului* and https://web.archive.org/web/*/olx.ro/d/oferta/*valea-garbaului* .
- **Earlier/expired listings of this flat and of other units at no. 62**: the OLX API returns only active ads; exact-phrase web searches found nothing. Check yourself: ask the seller when they first listed it and at what price; run a reverse image search (Google Lens) on the main living-room photo; look at OLX "Anunțuri similare" on the ad.
- **Actual sale prices (transactions)**: no free public source per flat. ANCPI does not publish prices openly; ANEVAR's BIG database is for valuers; the Camera Notarilor Cluj market study ("studiu de piață", minimum values per zone) is used by notaries. Check yourself: ask the notary what the 2026 study gives for Florești / Valea Gârboului per m²; ask your bank's valuer for the comparables in the report (you are entitled to a copy of the valuation report you pay for, Likely).
- **BNR XML rates and bank PDFs (BCR)**: not machine-readable with my tools. Used a BNR mirror for the rate; bank fees from search snippets. Check yourself: bnr.ro home page shows the daily rate; ask each bank for its "fișa standardizată / FISE" with all fees.
- **ANCPI 2026 tariff annex**: could not read the consolidated Ordin 16/2019. Intabulare 0.15% is from secondary sources. Check yourself: ancpi.ro → Tarife, or ask the notary (they collect the ANCPI fee).
- **Not done by rule**: I did not look at the seller's other OLX ads or profile.